GMA Certification Group Pty Ltd - Douglas Shire …...1.0 Application Details Table 1. Summary of...

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Queensland’s leaders in Building Certification ServicesPORT DOUGLAS OFFICE

PHONE: (07) 4098 5150FAX: (07) 4098 5180

Lot 9 Unit 5Craiglie Business ParkOwen StreetCRAIGLIE QLD 4877

POSTAL:P.O. Box 831,PORT DOUGLAS QLD 4877

E-Mail: [email protected]: www.gmacert.com.au

29 June 2017

The Chief Executive OfficerDouglas Shire CouncilPO Box 723MOSSMAN Q 4873

Attention: Development Assessment

Dear Sir,

Re: Material Change of UseLot 29 RP749732 Hibiscus Court, Rocky Point

GMA Certification Group has been engaged to assess an application for the construction of a dwelling on the abovementioned allotment. A preliminary assessment of the proposal has revealed the property is zoned Rural Settlement under the Douglas Shire Planning Scheme.

Accordingly, the application for Material Change of Use is enclosed for Council’s assessment, which includes:

1. Forms 1 & 52. Planning Assessment, and3. 1 x copy of plans

A waste water report will be submitted under separate cover when received from the applicant.

Should you require any further information or wish to discuss the application, please contact me on 4098 5150 or by email [email protected]

Kind Regards,

GMA Certification Group Encl.

Planning Report

Application for a Development Permit for a Material Change of Use for the purpose of a Dwelling on land described as

Lot 29 on RP749732 Hibiscus Court, Rocky Point

June 2017

1.0 Application Details

Table 1. Summary of relevant details of the application.

Applicant Nathan Verri

Registered Owner of Land Spencer Craven

Contact Jeff Evans

GMA Certification Group Pty Ltd

PO Box 831

PORT DOUGLAS Q 4877

Ph 07 4098 5150

Fax 07 4098 5180

Email [email protected]

Real Property Description Lot 29 RP749732

Location Hibiscus Court, Rocky Point

Tenure Free Hold

Total Area 1.232 Hectares

Present Use Vacant

Contaminated Lands or Environmental Management Registers

Nil

Easements and Encumbrances None

Proposal Development Permit for a Material Change of Use for a Dwelling

Local Government Authority Douglas Shire Council

Planning Scheme 2008 Douglas Shire Planning Scheme

Planning Area Rural Settlement

Overlays Nil

2.0 Proposed Development

The application seeks a Development Permit for a Material Change of Use for the purpose of a Dwelling on the subject allotment.

The attached plans illustrate:

Site plan, indicating the location of the proposed dwelling ; and, Architectural plans including floor plans and elevations.

3.0 Level of Assessment

The proposed development is ‘assessable development’ under the Douglas Shire Planning Scheme and as defined in the Sustainable Planning Act, 2009 [SPA].

Under the provisions of the SPA and the Douglas Shire Planning Scheme, the following level of assessment is applicable, in accordance with the IDAS process:

‘Code Assessable” – Material Change of Use for the purpose of a house within the Rural Settlement locality.

4.0 Planning Considerations

The Sustainable Planning Act 2009, provides a legislative framework within Queensland for local and state authorities to assess development applications. Relevant matters within the SPA with respect to the application are considered below.

4.1 Douglas Shire Planning Scheme Code AssessmentTable 2 provides an assessment of the proposal with regard to the Douglas Shire Planning Scheme’s associated Codes. The proposal generally complies with the Acceptable Solutions of the Scheme.

Table 2. Assessment Against the Douglas Shire Planning Scheme Codes

Rural Areas and Rural Settlement Locality Code

General Requirements

PERFORMANCE CRITERIA ACCEPTABLE SOLUTIONS COMMENTS

P1 Buildings and structures complement the Height of surrounding development and are subservient to the surrounding environment and are in keeping with the unique character of the Locality.

A1.1 In all Planning Areas in this Locality the maximum Height of Buildings/structures is 6.5 metres and 2 Storeys. In addition, the roof or any ancillary roof features do not exceed a maximum Height of 3.5 metres.

The maximum height of the proposed single storey dwelling will not exceed 5.5m.

P2 Development is connected to all urban services or to sustainable on site infrastructure.

A2.1 Development is connected to available urban services by underground connections, wherever possible.

AND/OR

Contributions are paid when applicable in accordance with the requirements of Planning Scheme Policy No 11 – Water Supply and Sewerage Headworks and Works External Contributions.

OR

Water storage tank/s with a minimum capacity of not less than 30 000 litres to service the proposed use, including fire fighting capacity and Access to the tank/s for fire trucks. Tank/s to be fitted with a 50 mm ball valve with a camlock fitting and installed and connected prior to occupation and screened with Dense Planting.

AND

An environmentally acceptable and energy efficient power supply is constructed and connected prior to occupation and sited so as to be visually unobtrusive.

AND

On-site sewerage facilities are provided in accordance with the On-site Sewerage Code and screened with Dense Planting.

Power, water and telecommunications services will be provided to the dwelling.

N/A

N/A Reticulated water supply is available.

N/A

A compliance certificate will be issued by Council prior to the issue of the Development permit for Building Work.

P3 Landscaping of development Sites complements the existing rural character of the Locality.

A3.1 Landscaping incorporates the requirements of Planning Scheme Policy No 7 – Landscaping with particular emphasis on appropriate species for this Locality

AND

A minimum of 60%of the total proposed species are endemic or native species.

Landscaping shall be provided over time while the owners reside on the property.

P4 Development Sites are provided with efficient and safe vehicle Access and manoeuvring areas on Site and to the Site, to an acceptable standard for the Locality.

A4.1 All Roads, driveways and manoeuvring areas on Site and adjacent to the Site are designed and maintained to comply with the specifications set out in the Planning Scheme Policy No 6 – FNQROC Development Manual.

A compliant cross-over will be installed providing access to the property and the on-site driveways will be gravel.

Protecting Rural/Rural Settlement Amenity – General


P5 Industrial development in a rural area relies on or has a strong nexus with the primary rural activity undertaken on Site or in the surrounding area.

A5.1 Any industrial development is limited to rural industrial activities which, by necessity, are related to primary industries in the surrounding area and require a rural location and where an urban location is inappropriate.

None proposed.

P6 Any community facilities or service infrastructure located in a rural area or rural settlement areas are sited to protect the general amenity and the visual amenity of the surrounding rural area/rural settlement area.

A6.1 Community facilities are only sited in a rural area or a rural settlement area by necessity and where an urban location is inappropriate.

A6.2 Community facilities are screened from adjacent Roads by landscape buffers of Dense Planting a minimum of 5 metres in width.

AND

All side and rear boundaries are provided with Dense Planting for a minimum width of 1.5 metres.

N/A

P7 Rural settlement areas are visually unobtrusive in the rural landscape to protect the integrity of the rural areas as a dominant landscape element of high quality.

A7.1 The old Rocky Point School Site is developed for residential purposes in accordance with the following:

• reconfiguration is in accordance with the Rural Settlement Planning Area requirements specified in Table 1 of the Reconfiguring a Lot Code and all the relevant requirements of the Reconfiguring a Lot Code, taking account of the existing topography of the Site.

N/A

AND

The remnant vegetation on the western boundary of the Site is dedicated as public park.

P8 Areas at Rocky Point included in the Residential 1 Planning Area maintain the integrity of the dominant landscape qualities of the area and ensure safe Access onto Mossman-Daintree Road.

A8.1 The minimum lot size in this area is 3500 m2.

AND

Any proposed reconfiguration of existing lots in this area only occurs utilising the Access driveway servicing the existing lot, by including reciprocal Access easements over the existing Access driveway for any additional lots.

A8.2 Any new lots are included in a Designated Development Area (DDA) identified on the proposal plan of reconfiguration and ultimately, on the registered survey plan.

A8.3 Development located within a Designated Development Area is sited where Clearing is limited to a maximum area of 800 m2 of the Site or 4% Site Coverage of the Site, whichever is the lesser. (The 800m2 area of Clearing does not include an access driveway.)

OR, ALTERNATIVELY

If a greater part of the Site is to be cleared, that part of a Site not cleared is to be included in a Conservation Covenant to protect the integrity of the natural environment.

A8.4 Clearing is limited to the DDA and the DDA is sited on that part of the lot which is least constrained by slope, vegetation or Access constraints, and does not require extensive cut and fill and/or complex geotechnical solutions.

A8.5 The DDA is sited so that the development of a House does not obstruct the views from any adjacent existing Houses.

AND

Ensures the new House is not visually prominent from adjacent public viewing points, such as Mossman- Daintree Road and Rocky Point.

N/A

P9 Development of Lot 32 on RP 850495, Vixies Road, Wonga Beach is connected to urban services.

A9.1 Any future reconfiguration of Lot 32 on RP 850495 for Rural Settlement purposes only occurs in association with connection to reticulated sewerage and water supply servicing Wonga Beach.

N/A

P10 The development of part of Lots 10 and 11 on SP 132055 for residential purposes is undertaken to protect the environmental values of the site and the scenic amenity of the local area.

A10.1 Residential development occurs on the more gently sloping part of the site, elevated above the steep bank adjacent to Mossman-Daintree Road.

AND

The area appropriate for residential development is determined on the basis of contour and vegetation surveys of the site.

AND

Only one access point from the site to the State-Controlled Road is permitted.

AND

At reconfiguration stage a broad vegetation screen is provided along the elevated frontage of the site to the Mossman-Daintree Road so that the residential development is screened from the road.

AND

The balance of the site is protected from clearing to maintain the forested mountain landscape and no further reconfiguration of the balance area occurs.

N/A

Protection of Scenic Amenity and Natural Values


P11 Development does not adversely impact on areas of sensitive natural vegetation, foreshore areas, Watercourse and areas of tidal inundation which contribute to the Scenic Amenity and natural values of the Locality.

No Acceptable Solution.

(Information that the Council may request to demonstrate compliance with the Performance Criteria is outlined in Planning Scheme Policy No 10 – Reports and Information the Council May Request, for code and impact assessable development).

N/A

\

Indigenous Interests


P12 The land use aspirations in any Indigenous Land Use Agreement (ILUA) are acknowledged and facilitated.

A12.1 Development is consistent with any ILUA relating to the land and the relevant provisions of the Planning Scheme.

N/A

Landscaping Code

Landscape Design


P1 Landscape design satisfies the purpose and the detailed requirements of this Code.

A1.1 Landscaping is undertaken in accordance with a Landscape Plan drawn to scale which complies with and illustrates all the relevant requirements of this Code and Planning Scheme Policy No 7 – Landscaping.

AND

Landscaping is maintained in accordance with the requirements specified in this Code and Planning Scheme Policy No 7 – Landscaping.


Landscape Character and Planting


P2 Landscaping contributes to a sense of place, is functional to the surroundings and provides dominant visual interest and form.

A2.1 A minimum of 80% of the proposed landscape area is open to the sky for sunlight and ventilation.

A2.2 The percentage of native or endemic species utilised in the Landscaping is as specified in the Locality Code.

OR

Where not specified in the Locality Code, in accordance with Planning Scheme Policy No. 7 – Landscaping.


A2.3 Landscaping includes planting layers comprised of canopy, middle storey, screening and groundcovers, with palm trees used as accent plants only.

P3 Landscaping is consistent with the existing landscape character of the area and native vegetation existing on the Site is to be retained wherever possible and integrated with new Landscaping.

A3.1 Existing native vegetation on Site is retained and incorporated into the Site design, wherever possible.

A3.2 Any mature vegetation on the Site which is removed or damaged during development of the Site is replaced with advanced native species.

A3.3 Where there is an existing landscape character in a street or locality which results from existing vegetation, similar species are planted on Site or on the street.

A3.4 Street trees are 100% native species which enhance the landscape character of the streetscape, with species chosen from the Plant Species Schedule in Planning Scheme Policy No 7 – Landscaping.

There is currently a cleared area in which to locate the dwelling.on-site.

P4 Plant species are selected with consideration to the scale and form of development, screening, buffering, streetscape, shading and the locality of the area.

A4.1 Species are selected in accordance with the Plant Species Schedule in Planning Scheme Policy No 7 – Landscaping.

N/A

P5 Shade planting is provided in car parking areas where uncovered or open, and adjacent to driveways and internal Roadways.

A5.1 Where car parking areas are uncovered or open, shade trees are planted at regular intervals (a minimum of 1 shade tree is provided for every 5 car parks) throughout the car parking areas, and adjacent to driveways and internal Roadways.

A5.2 A minimum of 1 shade tree is provided for every 10 metres along a driveway or internal Roadway.

N/A

A5.3 Landscape beds and trees are protected by garden edging, bollards or wheel stops.

A5.4 Trees within car parking areas have a minimum planting area the equivalent of 1 car parking bay, with a minimum topsoil depth of 0.8 metre.

Screening


P6 Fences along street Frontages are articulated with appropriate Landscaping.

A6.1 Perimeter fencing to any street Frontage complies with the relevant Planning Area Code.

A6.2 Trees, shrubs and groundcovers are planted within any recessed areas along the fence line.

No additional fencing is proposed at this time.

P7 Landscaping within Recreation Areas of residential development are functional, well designed and enhance the residential amenity.

A7.1 One shade tree is provided for each private open space or private Recreation Area.

A7.2 Tree species provide 30% shade over the area within 5 years.

A7.3 A minimum of 50% of the Landscaping and Recreational Area is landscaped, with trees, shrubs, groundcovers, minimising large expanses of hardstand areas and structures.

A7.4 Plants are located to provide shelter and shade to Habitable Rooms and outdoor Recreation Areas from the hot summer sun.

N/A

P8 Undesirable features are screened with Landscaping.

A8.1 Landscaping of Dense Planting is planted along and near retaining walls, long blank walls of Buildings, mechanical and air-conditioning units, clothes drying areas, bin enclosures and other utility structures with appropriate trees, shrubs and groundcovers.


P9 The environmental values of the Site and adjacent land are enhanced.

A9.1 Landscaping using similar endemic or native species, is planted on-Site on land adjoining

N/A

an area of natural environmental value.

Streetscape and Site Amenity


P10 Landscaping for residential development enhances the streetscape and the visual appearance of the development.

A10.1 Dense Planting along the front of the Site incorporates:

• shade canopy trees to provide shade to the Frontage of the Site within 5 years of planting;

• landscape screening of blank walls;

• low shrubs, groundcovers and mulch to completely cover unsealed ground.

A10.2 Dense Planting to the rear of the Site incorporates:

• 1 shade tree for an average of every 75 m2, growing to the Building eave Height within 5 years of planting;

• screening shrubs to grow to 3 metres in Height within 2 years of planting;


A10.3 Dense Planting to the side boundaries incorporates:

• trees planted for an average of every 10 metres where adjacent to a Building;



P11 Landscaping for non-residential development enhances the streetscape and the visual appearance of the development.

A11.1 Dense Planting along the front boundary of the Site where a Building is Setback from the front alignment, incorporates:

• shade canopy trees to provide shade to the Frontage of the Site within 5 years of planting where appropriate;

• landscape screening of blank


walls;


A11.2 Dense Planting to the rear of the Site where a Building is Setback from the rear alignment, incorporates:

• 1 shade tree for an average of every 75 m2 growing to the Building eave Height within 5 years of planting;

• screening shrubs to grow to 3 metres in Height within 2 years of planting;


A11.3 Dense Planting to the side boundaries where visible from the street or adjoining a boundary to a different Planning Area, and where a Building is Setback from the side boundary, incorporates:

• trees planted for an average of every 10 metres where adjacent to a Building;

• screening shrubs, low shrubs and groundcover appropriate for the amount of space, light and ventilation of the area;


A11.4 A minimum of 20% of shade trees and shrubs is incorporated in all areas of Landscaping growing to the Building eave Height within 5 years.

Maintenance and Drainage


P12 Landscaped areas are designed in order to be maintained in an efficient manner.

A12.1 A maintenance program is undertaken in accordance with the Maintenance Schedule in Planning Scheme Policy No 7 – Landscaping.

A12.2 A reticulated irrigation system is provided to common Landscaping and Recreation Areas and planter boxes in accordance with Australian Standards, with 1 hose cock within each area.

A12.3 Turf areas are accessible by standard lawn maintenance equipment.

A12.4 Plant species are selected with long life expectancy and minimal maintenance requirements where on-Site management will be limited.

A12.5 Mulching is provided to all garden beds to reduce weed growth and to retain water, and is to be replenished every year in the ongoing maintenance program.


P13 Stormwater runoff is minimised and reused in Landscaping through water infiltration, where appropriate.

A13.1 Adequate drainage is provided to all paving, turf and garden beds, including the use of swales, spoon drains, subsurface drainage, field gullies, rock or pebble lined Watercourses and stormwater connections.

A13.2 Overland flow paths are not to be restricted by Landscaping works.

A13.3 Water runoff is re-used through draining of hard surface areas towards permeable surfaces, turf, garden beds and by minimising impervious surfaces on the Site.

N/A

Safety


P14 Tree species and their location accommodate vehicle and pedestrian sight lines.

A14.1 Trees located near pathways, driveways, Access points, parking areas and street corners have a minimum 3.0 metres of clear trunk.

N/A

P15 The landscape design enhances personal safety and reduces the potential for crime and vandalism.

A15.1 Security and foot lighting is provided to all common areas, including car parks, entries, driveways and pathways.

A15.2 Hard surfaces are stable, non-slippery and useable in all weathers.

A15.3 Bushfire hazard is minimised with planting of bushfire resistant species near bushfire prone areas, (refer to the Bushfire Risk Overlay on the relevant Locality Map).

A15.4 Lighting for bicycle paths is provided in accordance with the relevant Australian Standards

N/A

Utilities and Services


P16 The location and type of plant species does not adversely affect the function and accessibility of services and facilities and service areas.

A16.1 Plant species are selected and sited with consideration to the location of overhead and underground services.

A16.2 All underground services are to be located under pathways and below the eaves of the Building.

A16.3 Irrigation control devices are located in the common Landscaping and Recreation Area.

A16.4 Landscaping is located to enable trade persons to Access and view meters and other mechanical equipment within the Site.

A16.5 Landscaping does not limit Access for service vehicles or

N/A

rubbish trucks to utility areas, bin enclosures or docking areas.

A16.6 Landscaping near electric lines or substations is designed and developed so that any vegetation at maturity or Landscaping structures or works do not exceed 40 metres in Height on land:

• in an electric line shadow; or

• within 5.0 metres of an electric line shadow; or within 5.0 metres of a substation boundary.

A16.7 Elsewhere, vegetation is planted at a distance that is further from the nearest edge of an electric line shadow or substation boundary than the expected maximum Height at maturity of the vegetation.

A16.8 On a Site adjoining an electricity substation boundary, the vegetation foliage at maturity is not within 3.0 metres of the substation boundary.

However, where a substation has a solid wall along any part of its boundary, foliage may extend to, but not above or beyond, that solid wall.

Vehicle Parking and Access Code

Vehicle Parking Numbers


P1 Sufficient parking spaces are provided on the Site to accommodate the amount and type of vehicle traffic expected to be generated by the use or uses of the Site, having particular regard to:

• the desired character of the area in which the Site is located;

A1.1 The minimum number of vehicle parking spaces provided on the Site is not less than the number prescribed in Schedule 1 of this Code for the particular use or uses. Where the number of spaces calculated from the Schedule is not a whole number, the number of spaces provided is the next highest whole number.

There is adequate area on-site for vehicle parking.

• the nature of the particular use and its specific characteristics and scale;

• the number of employees and the likely number of visitors to the Site;

• the level of local accessibility;

• the nature and frequency of any public transport serving the area;

• whether or not the use involves the retention of an existing Building and the previous requirements for car parking for the Building;

• whether or not the use involves an identified Valuable Conservation Feature and Valuable Site; and

• whether or not the use involves the retention of significant vegetation.

Parking for People with Disabilities


P2 Parking spaces are provided to meet the needs of vehicle occupants with disabilities.

A2.1 For parking areas with a total number of ordinary vehicle spaces less than 50, wheelchair accessible spaces are provided as follows:

• Medical, higher education, entertainment facilities and shopping centres – 2 spaces;

• All other uses – 1 space.

A2.2 For parking areas with 50 or more ordinary vehicle spaces, wheelchair accessible spaces are provided as follows:

• Medical, higher education, entertainment facilities and

N/A

shopping centres – 3% (to the closest whole number) of the total number of spaces required;

• All other uses – 2% (to the closest whole number) of the total number of spaces required.

Motor Cycles


P3 In recognition that motorcycles are low Road-space transport, a proportion of the parking spaces provided may be for motorcycles. The proportion provided for motor cycles is selected so that:

• ordinary vehicles do not demand parking in the spaces reserved for motor cycles due to capacity constraints; and,

• it is a reflection of the make-up of the likely vehicle fleet that uses the parking; and,

• it is not a reflection of the lower cost of providing motorcycle parking.

A3.1 Parking for motorcycles is substituted for ordinary vehicle parking to a maximum level of 2% per cent of total ordinary parking.

AND

The motorcycle parking complies with other elements of this Code.

N/A

Compact Vehicles


P4 A proportion of the parking spaces provided may be for compact vehicles. The proportion of total parking provided for compact vehicles is selected considering:

• compact vehicles spaces are not available to non-compact vehicles; and,

• it is a reflection of the proportion of the likely vehicle

A4.1 For parking areas exceeding 100 spaces for short term users or 50 spaces for long-term users, parking is provided for compact vehicles as a substitute for ordinary vehicle parking so that:

• compact vehicle parking does not exceed 10% of total vehicle parking required; and,

N/A

fleet that uses the parking; and,

• compact vehicle spaces are located so as to be proximate to pedestrian destinations such that they present significant inclination for use by users of compact vehicles; and,

• the scale of parking spaces, likely users and the likely degree of familiarity with the availability of such spaces

• the parking location is proximate to the entry locations for parking users; and,

• the parking provided complies with other elements of this Code.

Bicycles Parking


P5 Sufficient bicycle parking spaces with appropriate security and end of trip facilities are provided on-Site to accommodate the amount of bicycles expected to be generated by the use or uses.

A5.1 The minimum number of bicycle parking spaces provided on Site is not less than the number prescribed in Schedule 1 of this Code, for the particular use or uses.

N/A

Vehicular Access to the Site


P6 The location of Access points minimises conflicts and is designed to operate efficiently and safely taking into account:

• the amount and type of vehicular traffic;

• the type of use (eg long-stay, short-stay, regular, casual);

• Frontage Road traffic conditions;

• the nature and extent of future street or intersection improvements;

A6.1 The location of the Access points is in accordance with the provisions of the relevant Australian Standards.

AND

Where the Site has Frontage to more than one street, the Access is from the lowest order street.

A6.2 All redundant Accesses must be removed and a suitable barrier Erected to prevent further use of the Access.

A6.3 Only one Access point is to be provided to each Site unless stated otherwise in another Code.

Existing access from Hibiscus Court will be utilised.

• current and future on-street parking arrangements;

• the capacity of the adjacent street system; and

• the available sight distance.

Accessibility and Amenity for Users


P7 On-Site vehicle parking is provided where it is convenient, attractive and safe to use, and does not detract from an attractive or existing streetscape character.

A7.1 Short term visitor parking is provided at the front or on the main approach side of the Site, with easy Access to the Building entry, where such provision is in keeping with the desired character of the area in which the Site is located.

AND

In mixed use premises that include residential or accommodation uses (excluding, Port Douglas – Tourist Centre), at least 50% of the required number of parking spaces for the nonresidential use/s on the Site is provided in an easily accessible location on the premises, so as to be convenient to use for customers and other visitors.

N/A

P8 The layout of parking areas provides a high degree of amenity and accessibility for different users.

A8.1 The layout of the parking area provides for the accessibility and amenity of the following:

• People with Disabilities

• Cyclists

• Motorcyclists

• Compact Vehicles

• Ordinary Vehicles

• Service Delivery Vehicles.

A8.2 Where covered parking areas are required in accordance with Schedule 1 of this Code, sails or other secure structural forms

N/A

of covering provide shade and weather protection for vehicles and passengers.

Access Driveways


P9 The dimensions of Access driveways cater for all vehicles likely to enter the Site and minimises the disruption of vehicular, cyclist and pedestrian traffic.

A9.1 Access driveways are designed in accordance with the provisions of the relevant Australian Standards.

Existing access from Hibiscus Court will be utilised.

P10 The surface construction materials of Access driveways within the Road reserve contribute to the streetscape and alerts pedestrians to the location of the driveway.

A10.1 Surface construction materials are consistent with the current or intended future streetscape or character of the area and contrast with the surface construction materials of any adjacent footpath.

A gravel driveway is proposed at this time.

Access for People with Disabilities


P11 Access for people with disabilities is provided to the Building from the parking area and from the street.

A11.1 Access for people with disabilities is provided in accordance with the relevant provisions of the Australian Standards.

N/A

Access for Pedestrians


P12 Access for pedestrians is provided to the Building from the parking area and from the street.

A12.1 Defined, safe pedestrian pathways are provided to the Building entry from the parking area and from the street.

N/A

Access for Cyclists


P13 Access for cyclists is A13.1 Access pathways for N/A

provided to the Building or to bicycle parking area from the street.

cyclists are provided in accordance with the relevant provisions of the Australian Standards.

AND

Where Access for cyclists is shared with Access for pedestrians and vehicles, the shared use is identified by signage and linemarking.

Dimensions of Parking Spaces


P14 Parking spaces must have adequate areas and dimensions to meet user requirements.

A14.1 Car parking for the disabled, ordinary car parking spaces and motorcycle parking spaces meet the requirements of the relevant Australian Standards.

AND

Parking spaces for special vehicles that are classified in accordance with the relevant Australian Standards meet the requirements of that Standard.

AND

Parking spaces for standard sized buses have the following minimum dimensions:

• width: 4 metres

• length: 20 metres

• clear Height: 4 metres.

AND

Parking spaces for compact vehicles have the following minimum dimensions:

• 15 per cent less in width measurements than required by Australian Standards for any ordinary vehicle; and,

• 20 per cent less in length measurements than required by Australian Standards for any

N/A

ordinary vehicle.

AND

Parking spaces for special vehicles meet the requirements dictated by the vehicle dimensions and manoeuvring characteristics and provide sufficient clearance to obstructions and adjacent vehicles to achieve a level of service to users equivalent to that specified by the relevant Australian Standards.

A14.2 Parking spaces for bicycles meet the requirement of the relevant Australian Standard.

On-Site Driveways, Manoeuvring Areas and Parking/Standing Areas


P15 On-Site driveways, manoeuvring areas and vehicle parking/standing areas are designed, constructed and maintained such that they:

• are at gradients suitable for intended vehicle use;

• consider the shared movements of pedestrians and cyclists;

• are effectively drained and surfaced; and

• are available at all times they are required.

A15.1 On-Site driveways, vehicle manoeuvring and loading/unloading areas:

• are sealed in urban areas:

AND

upgraded to minimise noise, dust and runoff in other areas of the Shire in accordance with the relevant Locality Code;

• have gradients and other design features in accordance with the provisions of the relevant Australian Standards; and

• drain adequately and in such a way that adjoining and downstream land is not adversely affected.

A15.2 Parking areas are kept and used exclusively for parking and are maintained in a suitable condition for parking.

Gravel driveway will be suitably graded and drained.

Vehicle Circulation, Queuing and Set Down Areas


P16 Sufficient area or A16.1 Circulation and turning N/A

appropriate circulation arrangements are provided to enable all vehicles expected to use the Site to drive on and off the Site in forward gear.

areas comply with the provisions of the relevant Australian Standards.

P17 An on-Site circulation system provides safe and practical Access to all parking, loading/unloading and manoeuvring areas.

A17.1 Circulation driveways comply with the provisions of the relevant Australian Standards.

N/A

P18 Where vehicle queuing, set down or special vehicle parking is expected, sufficient queuing or parking area is provided to enable vehicles to stand without obstructing the free flow of moving traffic or pedestrian movement.

A18.1 Queuing and set down areas comply with the relevant Australian Standard and any relevant AUSTROAD Guidelines.

N/A

Rural Settlement Planning Area Code

Consistent and Inconsistent Uses


P1 The establishment of uses is consistent with the outcomes sought for the Rural Settlement Planning Area.

A1.1 Uses identified as inconsistent uses in the Assessment Table are not established in the Rural Settlement Planning Area.

The proposal is a consistent use according to the assessment table.

Site Coverage


P2 The built form is subservient to the natural environment or the rural character of the area.

A2.1 The maximum Site Coverage for all Buildings (including Outbuildings) contained on an allotment is 450 m2.

A2.2 An Outbuilding used for purposes ancillary to a House has a maximum Site Coverage not greater than 20% of the total Site Coverage specified in A2.1 above.

The proposed dwelling will have a site cover of 463sqm which is approximately 3.8%. The maximum site cover has been slightly exceeded, however this is considered marginal and will have no effect on the rural character of the area.

Building Setbacks


P3 Buildings/structures are Setback to:

• maintain the natural or rural character of the area; and

• achieve separation from neighbouring Buildings and from Road Frontages.

A3.1 Buildings/structures are Setback not less than:

• 40 metres from the property boundary adjoining a State- Controlled Road; or

• 25 metres from the property boundary adjoining the Cape Tribulation Road; or

• 20 metres from the property boundary fronting any other Road; and

• 6 metres from the side and rear property boundaries of the Site.

The proposed dwelling setbacks comply with the Scheme.

P4 Buildings/structures are screened from any adjacent Road to maintain the natural or rural character of the area.

A4.1 At the time that a Site is developed for any purpose, the Road Frontage Setback areas are landscaped so that 10 metres of the Setback area immediately adjacent to any Road Frontage, where the minimum total Setback required is 20 metres or greater, is landscaped with Dense Planting.

There is no vegetation currently on-site within the 10m setback. The owners will provide vegetative screening to the dwelling if required.

Scenic Amenity


P5 Buildings/structures are designed to maintain the low-

A5.1 White and shining metallic finishes are avoided on external

External colours include:

density rural settlement character of the area and sited to minimise impacts on the environment and Scenic Amenity values of the area.

surfaces in prominent view. Roof – Colorbond Woodland Grey

Walls – Consistent with Colorbond Dune

P6 Buildings/structures are sited to achieve the retention of native trees and protect existing Watercourses, riparian vegetation and wildlife corridors.

A6.1 No Acceptable Solution.

(Information that the Council may request to demonstrate compliance with the Performance Criteria is outlined in Planning Scheme Policy No 10 – Reports and Information the Council May Request, for code and impact assessable development).

N/A

Sloping Sites


P7 Building/structures are designed and sited to be responsive to the constraints of sloping Sites.

A7.1 Building/structures are Erected on land with a maximum slope not exceeding 15%.

OR

Development proposed to be Erected on land with a maximum slope between 15% and 33% is accompanied by a Geotechnical Report prepared by a qualified engineer at development application stage.

OR

Development proposed to be Erected on land with a maximum slope above 33% is accompanied by a Specialist Geotechnical Report prepared by a qualified engineer at development application stage which includes signoff that the Site can be stabilised.

AND

Any Building/structures proposed

The existing building pad is level.

to be Erected on land with a maximum slope above 15% are accompanied by an additional Geotechnical Report prepared by a qualified engineer at building application stage.

(Information that the Council may request as part of the Geotechnical Report are outlined in Planning Scheme Policy No 10 – Reports and Information the Council May Request, for code and impact assessable development.)

P8 The building style and construction methods used for development on sloping Sites are responsive to the Site constraints.

A8.1 A split level building form is utilised.

A8.2 A single plane concrete slab is not utilised.

A8.3 Any voids between the floor of the Building and Ground Level, or between outdoor decks and Ground Level, are screened from view by using lattice/batten screening and/or Landscaping.

N/A

P9 Development on sloping land minimises any impact on the landscape character of the surrounding area.

A9.1 Buildings/structures are sited below any ridgelines and are sited to avoid protruding above the surrounding tree level.

N/A

P10 Development on sloping sites ensures that the quality and quantity of stormwater traversing the Site does not cause any detrimental impact to the natural environment or to any other Sites.

A10.1 All stormwater drainage discharges to a lawful point of discharge and does not adversely affect downstream, upstream, underground stream or adjacent properties.

Stormwater to be managed on-site.

Land Use Code

House Code

General


P1 Buildings on a lot have the appearance and bulk of a single House with ancillary Outbuildings.

A1.1 A lot contains no more than one House.

A1.2 Ancillary Outbuildings have a maximum Site Coverage of 10% of the balance area of the Site not otherwise taken up by the House.

Complies

P2 The House is used for residential purposes.

A2.1 The House is used by one Household.

Complies

P3 Resident’s vehicles are accommodated on Site and are sited to minimise the dominance of car accommodation on the streetscape.

A3.1 A minimum of 2 vehicle spaces are provided on Site and may be provided in tandem.

A3.2 At least one garage, carport or designated car space must be located at least 6 metres from the Main Street Frontage.

Vehicle parking is adequate.

General Codes

Filling and Excavation Code

Cut and fill is not proposed for the site, therefore this Code is not applicable.

Natural Areas and Scenic Amenity Code

Not applicable

5.0 Conclusion

The development application seeks a Development Permit for Material Change of Use for the purpose of a dwelling on land describe as Lot 29 RP749732 Hibiscus Court, Rocky Point.

The proposed development is considered consistent with the relevant Planning Scheme Codes and the surrounding locality.

In summary the report concludes:

The proposal complies with the requirements for making a Development Application under the Sustainable Planning Act; &

The proposal is consistent with the existing and future use of the property.

98.500

99.000

99.500 100.000

100.500

101

.000

101.000

96.500

96.500

98.000

98.000

98.500 99.000

99.500 100.000

98.

000 98.000

98.500

99.000

99.500

91.

500

92.

000

92.

500

93.

000

93.

500

94.000

94.500

95.000

95.500

96.000

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97.000

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000

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000

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95.

000

95.

500

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000

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500

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000

97.

500

98.0

00

98.000

TERMITE TREATMENT:

- ALL TIMBER USED IN PROJECT TO BE EITHER NATURALLY RESISTANT TO TERMITE ATTACK (AS LISTED IN AS3660.1-APPENDIX C) OR CHEMICALLY TREATED TIMBERS IN ACCORDANCE WITH AS3660.1-APPENDIX D.- LOSP TREATED TIMBER TO BE TREATED TO H2 LEVEL FOR ALL TIMBERS USED IN ABOVE GROUND, DRY, WEATHER PROTECTED AREAS, SUCH AS TRUSSES, WALL FRAMING AND SUB-FLOOR APPLICATIONS.- H3 LEVEL APPLICATIONS TO BE ABOVE GROUND, OUTSIDE, EXPOSED TO WEATHER AREAS SUCH AS DECKING, FENCE PICKETS & RAILS, PERGOLAS, EXPOSED FLOOR JOISTS AND BEARERS AND EXTERNAL WALL CLADDINGS. DUE TO THE DYE PIGMENT CONTAINED IN LOSP TREATED TIMBERS, ALL INTERNAL ARCHITRAVES AND MOULDINGS TO BE EITHER NATURALLY RESISTANT TIMBERS OR H3 LEVEL LOSP TREATED TIMBERS.- ALL SLAB PENETRATIONS TO HAVE TERMIMESH MARINE GRADE STEEL COLLARS FITTED BY MANUFACTURER'S QUALIFIED TECHNICIANS.- BUILDER TO PROVIDE 2 DURABLE NOTICES PERMANENTLY FIXED IN PROMINENT LOCATIONS, SUCH AS THE ELECTRICITY METER BOX AND A KITCHEN CUPBOARD. THE NOTICE TO INDICATE: - METHOD OF PROTECTION. - DATE OF INSTALLATION OF THE SYSTEM USED. - WHERE A CHEMICAL BARRIER IS USED, ITS LIFE EXPECTANCY AS LISTED ON THE NATIONAL REGISTRATION AUTHORITY LABEL. - THE INSTALLER'S OR MANUFACTURER'S RECOMMENDATIONS FOR THE SCOPE AND FREQUENCY OF FUTURE INSPECTIONS FOR TERMITE ACTIVITY.- THE BUILDER MAY PROVIDE AN ALTERNATIVE TERMITE TREATMENT SYSTEM PROVIDE SUCH SYSTEMIS CERTIFIED WITH THE AUSTRALIAN BUILDING CODES BOARD AS REQUIRED BY THE NCC 2016.- GENERALLY, THE TERMITE TREATMENT SHALL COMPLY WITH NCC 2016 PART 3.1.3

CONCRETE MASONRY NOTES:

GENERAL WALLS U.N.O- 190 SERIES CONC MASONRY BLOCKS IN ACCORDANCE WITH AS 3700 & AS 2733.MORTAR 1:1:6 (C:L:S) DOTS DENOTE N12 VERTICAL BARS (U.N.O.) AT ENDS, CORNERS, INTERSECTIONS, EACH SIDE OF ALL OPENINGS AND AT CRS NOTED ON PLANS.LAP VERTICAL BARS 600mm WITH N12 STARTER BARS COGGED 200mm INTO FOOTINGPROVIDE ADDITIONAL N12 VERTICAL BAR EACH SIDE OF OPENINGS >1800 WIDE. - PROVIDE SINGLE COURSE (U.N.O.) CONTINUOUS BOND BEAM TO TOP OF 190 SERIES WALLS. REINF. WITH 1-N12 BAR EACH COURSE - LAP 800mm MIN. - ALL EXTERNAL JOINTS TO BE 'FLUSHED' LEFT READY FOR RENDERING. - ALL CMB WALLS THAT ARE TO BE CONCRETE FILLED ARE TO BE WATER HOSED DURING THE WALL CONSTRUCTION TO REMOVE MORTAR DAGS IN THE MASONRY CORES.

CONCRETE STRENGTH:

- ALL CONCRETE WORK SHALL BE IN ACCORDANCE WITH AS3600. - N20 GRADE CONCRETE TO ALL FOOTINGS - N32 GRADE CONCRETE TO POLISHED SLABS / N25 TO UNPOLISHED SLABS- CONCRETE

- CONCRETE GENERALLY IN ACCORDANCE WITH AS 3600- CONCRETE SPECIFICATION UNLESS NOTED OTHERWISE:ELEMENT CLASS & GRADE MAX. AGG. MAX. SLUMPGROUND SLAB N32 20mm 80mmFOOTINGS N20 20mm 80mmCORE FILL S20 10mm 230mm

REINFORCEMENT NOTATION:

'N' DENOTES GRADE D500N HOT ROLLED REBAR TO AS4671.'S' DENOTES GRADE D250N HOT ROLLED REBAR TO AS4671.'R' DENOTED GRADE R500L COLD DRAWN ROUND WIRE TO AS4671.'W' DENOTES GRADE R500L COLD DRAWN ROUND WIRE TO AS4671.'DW' DENOTES GRADE D500L COLD DRAWN RIBBED WIRE TO AS4671.'RL', 'SL', 'L_TM' DENOTES FRAYED D500 DEFORMED WIRE MESHES TO AS4671.- ADDITIVES SHALL NOT BE USED WITHOUT THE SUPERINTENDENT'S APPROVAL.- MECHANICALLY VIBRATE CONCRETE IN THE FORM TO GIVE MAXIMUM COMPACTION WITHOUT SEGREGATION OF THE CONCRETE.- CURE CONCRETE AS REQUIRED BY SECTION 19 OF AS3600.- CONCRETE SIZES SHOWN ARE MINIMUM AND DO NOT INCLUDE APPLIED FINISHES.- DO NOT REDUCE OR HOLE CONCRETE WITHOUT SUPERINTENDENT'S APPROVAL.- DO NOT PLACE CONDUITS, PIPES AND THE LIKE WITHIN THE COVER CONCRETE.- FORMWORK SHALL GENERALLY COMPLY WITH AS3610- STRIPPING OF FORMWORK SHALL COMPLY WITH SECTION 19 OF AS3600.

SITE PREPARATION:

- STRIP BUILDING SITE OF ALL TOPSOIL AND ORGANICS.- BUILDING PLATFORM AND PAVEMENT SUPPORT AREAS SHOULD BE UNIFORMLY COMPACTED BY HEAVY SURFACE ROLLING TO A MINIMUM DRY DENSITY RATIO OF 95% SRDD. SOFT SPOTS ENCOUNTED DURING COMPACTION TO BE TREATED BY TYNING, DRYING AND RECOMPACTION. - THE USE OF VIBRATORY ROLLERS FOR EARTHWORKS COMPACTION MAY CAUSE SIGNIFICANT GROUND VIBRATION AND CAREFUL SITE CONTROL OR THE USE HEAVY STATIC COMPACTION PLANT WILL BE REQUIRED TO AVOID DAMAGE TO ADJOINING MASONRY BUILDINGS. - ALL FILL MATERIAL TO BE OF LOW PLASTICITY (P1<15) GRANULAR SELECT FILL, PLACED IN LAYERS NOT MORE THAN 200mm COMPACTED THICKNESS, AND UNIFORMLY COMPACTED TO A MINIMUM DRY DENSITY RATION OF 95% SRDD. - BUILDER TO SURVEY SITE PRIOR TO COMMENCEMENT OF EARTHWORKS AND CONSTRUCT BUILDING PLATFORM TO A LEVEL SUCH THAT ALL SURFACE WATER IS DIRECTED AWAY FROM THE BUILDING TO A SATISFACTORY DRAINAGE OUTLET. - BUILDER SHALL ENSURE THAT SUITABLE AND APPROPRIATE VEHICULAR ACCESS IS PROVIDED TO THE BUILDING. - BUILDER SHALL ENSURE THAT SUITABLE SOIL EROSION BARRIERS ARE INSTALLED COMPLYING WITH EPA AND LOCAL AUTHORITY REQUIREMNETS. - REFER TO SOIL TEST CLASSIFICATION CARRIED OUT BY DIRT PROFESSIONALS - REPORT No. 18783 DATE: 26.05.17- SITE TO BE RE TESTED AFTER ROLLER COMPACTION FOLLOWED BY ENGINEER CONSULTATION AND POSSIBLE ENGINEERING AMENDMENTS DEPENDANT

WET AREA WALLS:

- ALL WET AREA WALLS AND FLOORS TO BE WATERPROOFED WITH APPROVED MEMBRANES IN ACCORDANCE WITH AS/NZS 4858. - WET AREAS TO BE WATERPROOFED IN ACCORDANCE WITH NCC 2016 PART 3.8.1.2.- WALL/FLOOR COVERINGS: BUILDER TO CONSULT OWNER FOR FULL EXTENT OF FLOOR COVERING REQUIREMENTS. - SELECTED WALL TILES TO WET AREAS AND SPLASHBACKS. PROVIDE APPROVED ADHESIVE TO ALL TILES.

STEELWORK:

- ALL STEEL WORKS TO BE CARRIED OUT TO AUSTRALIAN STANDARDS 4100 STEEL STRUCTURES CODE- STEEL SHALL BE AS 3679 & 3678 GENERALLYGRADE 300 PLUS FOR HOT ROLLED SECTIONSAS 1163 GRADE 350 FOR HOLLOW SECTIONS- BOLTS SHALL BE COMMERCIAL GRADE 4.6/S SNUG TIGHTENED GENERALLY U.N.O.- BOLTS SHALL BE GALVANISED OR & OF SUFFICENTLENGTH TO EXCLUDE THE THREAD FROM THE SHEAR PLANEA SUITABLE WASHER SHALL BE USED UNDER ALL NUTS UNLESS OTHERWISE SPECIFIED - THE FOLLOWING TO APPLYBEAM AND BEARER SPLICE TO BE FPBW TO AS 1554.1 CLASS SPWELDING 6MM CONTINUOUS FILLET WELD TO FULL PERIMETER AT CONTACT- CLEATS, BRACKETS, STIFFENERS ETC. TO BE 10mm PLATE5PL END PL TO ALL HOLLOW SECTIONS- BOLT HOLE CLEARANCE TO BE 2mm- HOLD DOWN BOLT CLEARANCE 2mm- GROUT OF 2:1 CEMENT/SAND, MORTAR OF DAMP EARTH CONSISTENCY UNDER ALL BASE PLATES- CHEMSET ANCHORS TO BE RAMSET SPIN CAPSULES OR SERIES 800 OR EQUILVALENT- ALL STEEL WORK NOT HOT DIPPED GALVANISED SHALL BE ABRASIVE CLEANED TO CLASS 2.5 LEVEL & PAINTED- PAINTING SHALL CONSIST OF ONE COAT OF APPROVED METAL PRIMER & TWO FINISH COATS- ALL CAST IN ITEMS TO BE HOT DIPPED GALVANIZED U.N.O

GENERAL

- ALL WORKS SHALL BE IN STRICT ACCORDANCE WITH THE NATIONAL CONSTRUCTION CODE OF AUSTRALIA 2016 AND AMENDMENTS,AS1684.3-2010 RESIDENTIAL TIMBER FRAMED CONSTRUCTION PART 3 AND AMENDMENTS.

- ALL RELEVANT STANDARDS, LOCAL AUTHORITY BY-LAWS AND REGULATIONS AND WORKPLACE HEALTH & SAFETY REGULATIONS. ACCREDITED BUILDING PRODUCTS REGISTER AND MANUFACTURERS CURRENT WRITTEN SPECIFICATIONS AND RECOMMENDATIONS. BUILDER TO VERIFY ALL DIMENSIONS AND LEVELS ON SITE BEFORE COMMENCING ANYSITE WORKS OR WORKSHOP DRAWINGS.

- DO NOT SCALE DRAWINGS - TAKE FIGURED DIMENSIONS. - SUBSTITUTION OF ANY STRUCTURAL MEMBERS, AND OR ANY WILL VOID VARIATION TO ANY PART OF THE DESIGN & ANY RESPONSIBILITIES OF THE BUILDING DESIGNER FOR THE STRUCTURAL INTEGRITY AND PERFORMANCE OF THE BUILDING.

AIR CONDITIONING:

- BUILDER TO NOTE THAT SPLIT AIR CONDITIONING UNITS TO BE INSTALLED WHERE REQUIRED BY OWNER OR AS PER PLAN ONLY . ALLOWANCE TO BE MADE FOR THE INSTALLATION OF GAS PIPES AND CONDENSATION DRAINS AT TIME OF POURING SLAB AND ERECTING WALLS. - ALL PIPES TO BE INSULATED AS REQUIRED.- INSTALLATION TO BE IN ACCORDANCE WITH MANUFACTURERS SPECIFICATION.

SERVICE LOADS:

- THE STRUCTURAL WORK SHOWN ON THESE DRAWINGS HAS BEEN DESIGNED FOR THE FOLLOWING LIVE LOADS UNLESS NOTED OTHERWISE: 0.25 kPa ROOF 1.50 kPa INTERNAL SUSPENDED FLOORS 3.00 kPa EXTERNAL SUSPENDED FLOORS 1.50 kPa GROUND FLOORS LIVE LOADS TO AS 1170 PART 1 REGION C. DESIGN GUST WIND SPEED 50m/s PERMISSIBLE, 61/m ULTIMATE LIMIT STATE

PLUMBING:

- ALL SHOWER ROSES TO BE 3 STAR (WELS) RATED IN ACCORDANCE WITH AS/NZS 6400:2004: 4 STAR WATER EFFICENCY LABELING AND STANDARDS (WELS) SCHEME RATED CISTERNS WILL BE INSTALLED TO ALL WATER CLOSETS PREVIOUSLY 3-STAR WELS RATED.- MINIMUM 3-STAR WELS RATED TAP WARE WILL BE INSTALLED TO ALL KITCHEN SINKS, BATHROOM BASINS AND LAUNDRY TROUGHS. - PLUMBER TO PROVIDE FORM 16 COMPLIANCE CERTIFICATE FOR ALL ABOVE ITEMS - REFER TO WASTEWATER CONSULTANTS - DISPOSAL ASSESSMENT REPORT XXXXXXXXXXXXXXXXXXX

ELECTIRCAL:

- A MINIMUM 80% OF THE TOTAL FIXED INTERNAL LIGHTING WILL BE FITTED WITH ENERGY EFFICIENT LIGHTING AS DEFINEDBY QDC PART MP 4.1 (MIN. 27 LUMENS PER WATT). IF AIR CONDITIONERS ARE BEING INSTALLED THEY WILL HAVE A MINIMUM 4-STAR MINIMUM ENERGY PERFORMANCE STANDARD (MEPS) RATING. ELECTRICIAN TO PROVIDE FORM 16 CERTIFICATE FOR ALLABOVE ITEMS HAVE BEEN COMPLIED WITH. PROVIDE ADDITIONAL DOCUMENTATION FROM LIGHT MANUFACTURER CONFIRMING THELIGHT FITTINGS ACHIEVE THE MINIMUM 27 LUMENS PER WATT.

FOOTINGS & SLABS :

- FOOTINGS HAVE BEEN DESIGNED FOR A MINIMUM ALLOWABLE BEARINGPRESSURE OF 100KPA & CLASS 'P' SITE CLASSIFICATION ACCORDING TO A.S. 2870- BUILDER TO VERIFY SITE CONDITIONS PRIOR TO CONSTRUCTION- NATURAL FOUNDATIONS TO BE GRUBBED OUT & FREE OF ORGANIC MATTER & DEBRIS & COMPACTED TO A MIN. 95% SRDD AT -5% TO +2% OF OPTIMUM MOISTURE CONTENT OR NOT LESS THAN 70% DENSITY INDEXED FOR COHESIONLESS SOILS.- FILL TO SLAB TO & FOUNDATIONS SHALL BE APPROVED NON-PLASTIC MATERIAL COMPACTED IN MIN 150mm LAYERS TO 95% SRDD AT -5% TO +2% OF THE OPTIMUM MOISTURE CONTENT OR NOT LESS THAN 70% SRDD FOR COHESIONLESS SOILS.- FOOTING TRENCHES SHALL BE CLEAN & DRY AT THE TIME OF CASTING WITH ANY SOFTENED MATERIAL REMOVED.BASE OF FOOTING TO BE FOUNDED ON FIRM NATURAL GROUND WITH MINIMUM SAFE BEARING CAPACITY OF 100KPA.- REMOVE GRASS & TOPSOIL CONTAINING ROOTS FROM SLAB SITE PROVIDE COMPACTED SAND BEDDING UNDER SLAB.- PROVIDE 0.2mm POLYTHENE MOISTURE BARRIER UNDER SLAB & FOOTINGS - CONCRETE TO SLAB & FOOTINGS TO BE N20, 80mm SLUMP, 20mm AGGREGATE- VIBRATE ALL CONCRETE, CURE SLAB 7 DAYS MINIMUM.- CONCRETE COVER TO BE MAINTAINED BY THE USE OF APPROVED BAR CHAIRS SPACED AT APPROX 750mm CRS. - CONDUITS& PIPES SHALL NOT BE PLACED WITHIN COVER CONCRETE- LAP SLAB MESH 2 CROSSWIRES MINIMUM LAPS UNLESS OTHERWISENOTED:- N12 - 600mm, N16 - 800mm, N20 - 1000mm, N24 - 1200mm, N28 - 1400mm. REINFORCEMENT COVER: FOOTINGS - 50mm BOTTOM ,SLABS - 40mm TOP / 50mm BOTTOM- CAST-IN ITEMS SHALL BE HOT DIPPED GALVANISED- FOOTINGS SHALL NOT BE LOCATED CLOSER TO THE NEAREST EDGE OF A SORMWATER/SEWER TRENCH THAN THE DEPTH OF THE TRCH.- SITE AREA TO BE GRADED TO READILY REMOVE SURFACE WATER & PREVENT PONDING ADJACENT TO FOUNDATIONS & DRIVEWAY.- EXECUTION & CONTROL TESTING OF EARTHWORKS & ASSOCIATED SITE PREPARATION WORKS SHALL COMPLY WITH A.S. 3798

WALL CONSTRUCTION - FRAMING:

INTERNAL STUDWORK LOAD BEARING WALLS ( LBW ) :- MGP12 (H2)- 90 x 35 STUDS @ MAX. 450mm CRS.- 90 x 45 BOTTOM PLATES.- 2 / 90 x 35 TOP PLATES.- 90 x 35 NOGS @ 1350 CRS GENERALLY- M12 / M16 TIE-DOWN ROD POSITIONS AS SHOWN ON PLAN.- LINTELS AS PER SCHEDULE.- 2 STUDS BESIDE OPENINGS UP TO 1800mm- 3 STUDS BESIDE OPENINGS UP TO 3600mm- 4 STUDS BESIDE OPENINGS UP TO 5000mm

INTERNAL STUDWORK WALLS

90MM THICK WALLS :

-MGP12 (H2)- 90 x 35 STUDS @MAX. 450MM CRS.- 90 x 35 TOP & BOTTOM PLATES - 1 ROW NOGGINS.- 90 x 45 TOP & BOTTOM PLATES TO BRACE WALLS.

BRACING WALLS :- 4mm STRUCTURAL PLY FIXED WITH 2.8 x 30 GAL. FLATHEAD NAILS @ :50mm CRS. TOP AND BOTTOM PLATE.150mm CRS. TO VERTICAL EDGES.300mm CRS. INTERMEDIATE STUDS.- ANCHOR ENDS OF WALLS TOP AND BOTTOM.- USE 6mm VILLABOARD IN LIEU OF PLY TO WET AREAS.- FIX BRACE WALLS TO ROOF FRAMING WHERE NOT OTHERWISE CONNECTED.

- FIX BOTTOM AND TOP OF WALL TO FLOOR AND ROOF STRUCTUREWITH M-12 BOLTS AT MAX 900 CNS. WHERE WALL IS PARALLELTO JOISTS OR TRUSSES, PROVIDE 100X50 F14 HWD SOLID NOGGINGAT REQUIRED CNS FIXED WITH 2-100mm BATTEN SCREWS EACHEND. WHERE WALL IS PERPENDICULAR TO TRUSSES FIX WALL WITH 125X75X6 MS ANGLE WITH 1-M12 BOLT THRU TOP PLATES AND 1-M12 THRUTRUSS/PURLIN

- STRAP WALL JUNCTIONS WITH 2-30X0.8 GAL STRAPS WITH8-2.8X30 GAL FLAT HEAD NAILS EACH STRAP

- USE 6mm VILLABOARD IN LIEU OF PLY IN WET AREAS

ROOF FRAMING :

TRUSSES - PREFABRICATED ROOF TRUSSES DESIGNED BY THE TRUSS MANUFACTURER INCLUDING ALL NECESSARY BRACING AND CONNECTIONS.- J2 JOINT GROUP FOR HWD TRUSSES.- JD4 JOINT GROUP FOR PINE TRUSSES.ROOF BRACING

- METAL STRAP BRACING TO TRUSS MANUFACTURER'S DESIGN.ROOF SHEET & BATTEN FIXINGS

- LYSAGHT SHEETING OVER LYSAGHT BATTENS- ALL ROOF SHEETING AND BATTEN FIXINGS ARE TO BE IN ACCORDANCE WITH THE MANUFACTURERS SPECIFICATION FOR THE REQUIRED WIND SPEED.- THE FIXING SYSTEMS FOR THE WHOLE METAL ROOF ASSEMBLY SUPPLIED BY THE MANUFACTURER, ARE TO BE COMPLIANT WITH THE LOW-HIGH-LOW CYCLIC TESTING REQUIREMENTS OF THE BUILDING CODE OF AUSTRALIA (SPECIFICATION B1.2 VOLUME 1 FOR CLASS 2 TO 9 BUILDINGS) OR (SECTION 3.10.1 VOLUME 2 FOR CLASS 1 & 10 BUILDINGS).- A 'COMPLIANCE CERTIFICATE' SHALL BE REQUESTED FROM THE 'MANUFACTURER' & THE 'INSTALLER'

ROOF FIXING

GENERAL :

- LAPS, FLASHINGS AND GENERAL INSTALLATION IN ACCORDANCE WITH THE MANUFACTURER'S SPECIFICATION.

CONSTRUCTION NOTES

@ ATACCORD. ACCORDINGAS AUSTRALIAN STANDARD CODESNCC NATIONAL CONSTRUCTION CODECMB CONCRETE MASONRY BLOCKCONC CONCRETECOS CONFIRM ON SITECRS CENTRESCS CAVITY SLIDERCSK COUNTERSUNKCT COOK TOPCFW CONTINUOUS FILLET WELD C/W COMPLETE WITH DIA. DIAMETERDPC DAMP PROOF COURSEDW DISHWASTERD.P DOWN PIPEEA EQUAL ANGLEEJ EXPANSION JOINTFC FIBRE-CEMENTFFL FINISHED FLOOR LEVELFH FLAT HEAD NAILSg GUAGE (BOLTS, SCREWS)GAL GALVANISINGHH HEAD HEIGHTHEX. HEXAGONAL HEAD (BOLT)HT HEIGHTHWD HARDWOODHWS HOT WATER SYSTEMLOSP LIGHT ORGANIC SOLVENT PRESERVATIVEMM MILLIMETRESMANUF. MANUFACTURERMAX. MAXIMUMMIN. MINIMUMMGP MACHINE GRADED PINEMIC MICROWAVE OVENMS MILD STEELNGL NATURAL GROUND LEVELOG OBSCURE GLASSPL PLATEPVC POLYVINYL CHLORIDEREINF REINFORCINGRHS RECTANGULAR HOLLOW SECTIONSC SAW CUTSD SLIDING DOORSGD SLIDING GLASS DOORSGW SLIDING GLASS WINDOWSHS SQUARE HOLLOW SECTIONSS STAINLESS STEELSPEC SPECIFICATIONSHS SQUARE HOLLOW SECTIONTOS TOP OF SLABTOW TOP OF WALLUA UNEQUAL ANGLEUNO UNLESS NOTED OTHERWISE

L01 LINTEL NUMBER

D01 DOOR NUMBER

W01 WINDOW NUMBER

SECTION MARKER

ELEVATION KEY

DETAIL CALLOUT

ROOM NAME CEILING HEIGHT CEILING MATERIAL FLOOR FINISH

REDUCED LEVEL

SLAB SETDOWN

SLAB FALL

SLAB THICKNESS

+ 00.000 SPOT LEVEL

SECTION REFERENCE

SHEET REFERENCE

A04

03 N

RL 00.000

100

FALL .

01

04

DETAILREFERENCE

SHEETREFERENCE

100

SHEET REFERENCE

VIEW DIRECTION

2800PB

CT

LOUNGE

LEGEND

ULTIMATE & SERVICEABILITY LIMIT STATE DESIGN WIND PRESSURES

DESIGN GUSTWIND SPEED

(m/s)

WINDCLASS

DESIGN PRESSURES(kPa)

GREATER THAN1.2m FROM CORNERS

UP TO1.2m FROM CORNERS

ULS SLS ULS SLS

C2 61 39 ±2.68 ±0.88 -4.02 -1.23

V h,u V h,s

ULS SLS

FLOOR AREAS

INTERNAL 257m²

GARAGE 116m²

SITE AREA 12320m²

COVERAGE % 37.6

GFA 463m²

EXTERNAL UNDER COVER 90m²LOT 29

1.232 ha

H I B I S C U S C O U R TSW

ALE

SWALE

SWALE

SWALE

SWALE

TOP OF BANK

TOP OF BANK

TOP OF BANK

TOP O

F BANK

TOP O

F BANK

TOE O

F BANK

TOP O

F RETAINING

WALL

TOE O

F RETAINING

WALL

TOP

OF B

AN

K

TOP OF BANK

TOP O

F BANK

TOP

OF BA

NK

TOP O

F BANK

TOE O

F BANK

97.890

97.890

101.116

100.872

FH

WMERGON

ERGON

WM

BOUNDARY FENCE

BACK OF K & C

BACK

OF

K &

C

BOUNDARY FENCE12

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m

192°

07'

50"

10.000

m

229°

00' 0

0"

36.000 m

139° 00' 00"

36.000 m

139° 00' 00"

50. 8

80 m

180 °

22'

20"

120.778 m90° 22' 20"

50. 8

80 m

180 °

22'

20"

96. 7

82 m

0 ° 2

1' 2

0"

134.492 m270° 21' 20"

SHIPPING CONTAINER

3°

25°

25°

25°

25°

25°

25°

118 4

8

6186

39546

441 8

4

81495

EXISTING

DRIVEWAY

DRIVEWAY

NEW DRIVEWAY CROSSING TO FNQROC STANDARD DETAIL

PROPOSED

WASTEWATER

PLANT &

DISPOSAL

AREA

( DESIGN BY

OTHERS)

DESIGNER DRAWN SCALEISO A1

SHEET REV

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PROJECT PROJECT ADDRESS

PROJECT NUMBER

© NATHAN VERRI QBCC LIC NO. 1111288w : nathanverri.com e : [email protected] Box 1334 Mossman Q 4873

PRELIMINARY ISSUENOT FOR CONSTRUCTION

AS SHOWN @ A1REVISION

27-Jun-17 9:35:51 PMNV GL

ROCKY POINT HOUSE

SITE PLAN, GENERAL NOTES & LEGEND

L29HIBCSCTRP 01

LOT 29 / RP749732HIBISCUS COURTROCKY POINT

R O C K Y P O I N T H O U S E

DRAWING REGISTER

SHEET TITLE REV

01 SITE PLAN, GENERAL NOTES & LEGEND

02 FLOOR PLAN

03 ELEVATIONS

04 SECTIONS

05 FOOTINGS / SLAB PLAN & DETAILS

06 ROOF FRAMING / LINTEL PLANS & DETAILS

15 ELECTRICAL LAYOUTS


SHEET REV

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PROJECT NUMBER




27-Jun-17 9:35:51 PMNV GL

ROCKY POINT HOUSE

SITE PLAN, GENERAL NOTES & LEGEND

L29HIBCSCTRP 01


1 : 200

SITE PLANSITE PLANSITE PLANSITE PLAN

Shipping containers are being removed

SWALE

SWALESWALE

TOP OF BANK

TOP OF BANKTOP OF BANK

TOP OF BANK

TOP OF BANK

TOP OF BANK

SHIPPIN

G C

ONTAINER

40190

W1A

W2AW05D05W06D05W07D06

W08

W09

W10

W11 W12

D06 W13 W14

W15

W17

W18

D26

D25

D24

W19

W20

W21

A

D07

D09

D10 D11 D15

D12

D13

D14

D16

D19

D08

7190

2790 34410 2390

190 2410 190500 3810 690 3410 1390 810 190 1610 90 1810 3500 690 3010 190 7610 190 4910 190 2200

3710

3010

2000

3010

1800

190

1610

190

1500 600 600

3190

6200

6200

C

04

A

04

3610

W1C

W1D

W1B

W21

BW

21C

W2BW2C

D17

D18

D02

OVER

W03

D03D04W04

W16

D20

D21

D23

BED 12600PBPC

PATIORAKED @ 12.5°

PBPC

KITCHENRAKED @ 18°

PBPC

MUD ROOMRAKED @ 25°

PBPC

BED 1 ENS2600PBPC

GARAGE2600PB

CONC

BED 22600PBPC

BATH2600PBPC

WC

2600 PB PC

BATH2600PBPC

LDRY2600PBPC

BED 32600PBPC

MASTER BED2600PBPC

MASTER ENS2600PBPC

LOUNGERAKED @ 18°

PBPC

DININGRAKED @ 18°

PBPC

PASSAGE2600PBPC

SCULLERYRAKED @ 25°

PBPC

ENTRY2600PBPC

F

04

VB

WC

BT

WM

VB

WC

BT

TUBB

SHR

SHR

SHR

WC

VB

B / CPDS B / CPDS

ENT

UN

IT /

TV

SK

REF

CKT

B

ISLAND

PASS

ROBE

ROBE

RO

BE

RO

BE

RO

BE

HR

HR HR

PF

PF

PFPF

1000H FRAMELESSGLASS BALUSTRADE& SELECT FITTINGS 1200H FRAMELESS

GLASS POOL FENCE& SELECT FITTINGS

PF

200 CMB WALLS, 10 PBINTERNALLY, SELECTRENDER EXTERNALLY

90 X 35 MGP10 STUDFRAMING @ 600 MAX CRSTO INTERNAL WALLS.10PB GENERALLY,6MM VILLA TO WET AREAS

POOL PLANT

HALLWAY2600PBPC

90 X 35 MGP10 STUDFRAMING @ 600 MAX CRSTO INTERNAL WALLS.10PB GENERALLY,6MM VILLA TO WET AREAS

03

4

03 N

03

E

LINEAR SLOT DRAINTO SHRS TYP

REFER CABINET MAKERS DWGS FOR ALL JOINERY DETAILS

90MM NIB WALL TO 1200H, SHOWER SCREEN TO HH OVER

NO HEADS TO ROBES. ROBE DOORS TO CEILING HEIGHT UNO

SELECT ALUMINIUMDOORS & WINDOWS

SELECT ENTRYDOOR

SELECT 200 X 200HWD POSTS

POOL

RH

S PI

TCH

ING

BEA

M O

VER

RH

S PI

TCH

ING

BEA

M O

VER

RHS PITCHING BEAM OVER

3020

C'LE

VER

ED C

ON

C P

ATIO

FLO

OR

1700

C'L

EVER

ED P

OO

L SH

ELL

STEPS

LINE OF RAKED CEILING

LINE OF RAKED CEILING


POLISHED FINISH TO 100MMEXTERNAL CONC SLABS


CL

POLISHED FINISH TO 100MMEXTERNAL CONC SLABS




200 CMB GARAGE WALLS, POINTED INTERNALLY, SELECT RENDER EXTERNALLY

CPD

MXR

TRH

MXR

TRH

TRH

TWL

TWL

TWL

TWL

SPO

UT

MXR


W22

B

04

PF

D

04

E

04

UP1

2

UP123

DRIVEWAY

40190

9070

12638

8000

1102

0

3890

1379

0

6190

3400

PROPOSED WASTEWATER

PLANT & DISPOSAL

AREA( DESIGN BY

OTHERS)



(m/s)

WINDCLASS




ULS SLS ULS SLS

C2 61 39 ±2.68 ±0.88 -4.02 -1.23

V h,u V h,s

ULS SLS


SHEET REV

SHEET


PROJECT NUMBER




27-Jun-17 9:35:52 PMNV GL

ROCKY POINT HOUSE

FLOOR PLAN

L29HIBCSCTRP 02


1 : 100

FLOOR PLANFLOOR PLANFLOOR PLANFLOOR PLAN

SCHEDULE - DOORS

MARK TYPE HEIGHT WIDTH OTHER REQ'S

01 DOUBLE LEAF ENTRY DOOR 2210 2410 FEATURE TMBER ENTRY DOOR

02 FXXXXXXF AL SLIDING DOOR 2410 7610 STD FLY SCRNS

03 FXXF ALUMINIUM SLIDING DOOR 2210 3010 STD FLY SCRNS

04 FX ALUMINIUM SLIDING DOOR 2210 1600 STD FLY SCRNS



06 FXXF ALUMINIUM SLIDING DOOR 2200 3810 STD FLY SCRNS


07 DOUBLE 820 LEAF CAVITY SLIDER 2400 3300 FEATURE REDI COAT HOLLOW CORE DOOR

08 SINGLE LEAF INTERNAL DOOR 2040 820 REDI COAT HOLLOW CORE DOOR

09 SINGLE LEAF INTERNAL DOOR 2040 1020 FEATURE REDI COAT HOLLOW CORE DOOR



12 820 LEAF CAVITY SLIDER 2040 1660 REDI COAT HOLLOW CORE DOOR





17 920 LEAF CAVITY SLIDER 2040 1860

18 820 LEAF CAVITY SLIDER 2040 1660




23 PANEL LIFT GARAGE DOOR 2610 3010 C'BOND REMOTE




27 SINGLE LEAF INTERNAL DOOR 2040 820

SCHEDULE - WINDOWS

MARK WINDOW TYPE HEIGHT WIDTH OTHER REQS

1A 4 X BAY ALUMINIUM FIXED LITE WINDOW 2210 3000

1B 1 X BAY ALUMINIUM LOUVRE WINDOW 2210 900 RESTRICTED / STD FLY SCRNS

1C 2 X BAY ALUMINIUM FIXED LITE WINDOW 2210 1810

1D 1 X BAY ALUMINIUM LOUVRE WINDOW 2210 900 RESTRICTED / STD FLY SCRNS

2A 1 X BAY ALUMINIUM LOUVRE WINDOW 2210 820 RESTRICTED / STD FLY SCRNS

2B 4 X BAY ALUMINIUM FIXED LITE WINDOW 2210 3270

2C 1 X BAY ALUMINIUM LOUVRE WINDOW 2210 820 RESTRICTED / STD FLY SCRNS

03 4 BAY LOUVRE & TRAPEZOID FIXED LITE 500 2610 STD FLY SCRNS / REFER SECTION C FOR DIMENSIONS &SHAPE DETAILS

04 FXXF ALUMINIUM SLIDING WINDOW 1210 1810 STD FLY SCRNS

05 3 X BAY ALUMINIUM LOUVRE WINDOW 1710 1810 STD FLY SCRNS






11 FX ALUMINIUM SLIDING WINDOW 710 910 STD FLY SCRNS






17 XFX ALUMINIUM SLIDING WINDOW 1010 3010 STD FLY SCRNS

18 XFX ALUMINIUM SLIDING WINDOW 1010 3010 STD FLY SCRNS



21A 1 X BAY ALUMINIUM LOUVRE WINDOW 2210 900 STD FLY SCRNS

21B 2 X BAY ALUMINIUM FIXED LITE WINDOW 2210 1810

21C 1 X BAY ALUMINIUM LOUVRE WINDOW 2210 900 STD FLY SCRNS


100

SFL HOUSE

98.500

SFL HOUSE

98.500

TOW HOUSE

101.100TOW HOUSE

101.100

SFL GARAGE

98.150

SFL GARAGE

98.150

TOW GARAGE

100.750

TOW GARAGE

100.750

COLORBOND CUSTOM-ORB ROOFSHEET & MATCHING FLASHINGS

1000H FRAMELESSGLASS BALUSTRADE& SELECT FITTINGS

1200H FRAMELESSGLASS POOL FENCE& SELECT FITTINGS








SFL HOUSE

98.500

SFL HOUSE

98.500

TOW HOUSE

101.100

TOW HOUSE

101.100

SFL GARAGE

98.150

SFL GARAGE

98.150

TOW GARAGE

100.750

TOW GARAGE

100.750









SFL HOUSE

98.500

SFL HOUSE

98.500

TOW HOUSE

101.100

TOW HOUSE

101.100

SFL GARAGE

98.150

SFL GARAGE

98.150

TOW GARAGE

100.750

TOW GARAGE

100.750









SFL HOUSE

98.500

SFL HOUSE

98.500

TOW HOUSE

101.100

TOW HOUSE

101.100

SFL GARAGE

98.150

SFL GARAGE

98.150

TOW GARAGE

100.750

TOW GARAGE

100.750






1000H FRAMELESSGLASS BALUSTRADE& SELECT FITTINGS










(m/s)

WINDCLASS




ULS SLS ULS SLS

C2 61 39 ±2.68 ±0.88 -4.02 -1.23

V h,u V h,s

ULS SLS


SHEET REV

SHEET


PROJECT NUMBER




27-Jun-17 9:35:55 PMNV GL

ROCKY POINT HOUSE

ELEVATIONS

L29HIBCSCTRP 03


1 : 10002ELEVATION - NORTHELEVATION - NORTHELEVATION - NORTHELEVATION - NORTHN

1 : 100

ELEVATION - SOUTHELEVATION - SOUTHELEVATION - SOUTHELEVATION - SOUTHS

1 : 10002ELEVATION - EASTELEVATION - EASTELEVATION - EASTELEVATION - EASTE

1 : 10002ELEVATION - WESTELEVATION - WESTELEVATION - WESTELEVATION - WEST4

GMA Certification Pty LtdA.B.N. 53 150 435 617

Date: 29-Jun-17

Purchase No:

Vendor ABN:Your Invoice No.:

00032107

71 241 237 800

Douglas Shire CouncilPO Box 723Mossman QLD 4873

$0.00

Total inc GST:

Amount Applied:

$306.00

$0.00

GST:

Balance Due: $306.00

BA NUMBER: 20172726

Page 1 of 1

OFFICE ADDRESS:Suite 26 "Advance Business Centre"39-47 Lawrence DriveNERANG QLD 4211

POSTAL ADDRESS:PO Box 2760NERANG QLD 4211

PHONE: 07 5578 1622FAX: 07 5596 1294EMAIL: [email protected]

PURCHASE ORDER

Lot 29 No.25 Hibiscus Crt, Rocky PointSITE ADDRESS:

TO:

Please find attached our payment to the value of for the above listed items.

PLEASE QUOTE our Purchase Order Number on the Receipt.

Receipts can be emailed or posted to the address at the top of this Purchase Order.

$306.00

DESCRIPTION AMOUNT CODE

Planning Application Fee $306.00 FRE

Code Rate GST Sale Amount

FRE 0% $0.00 $306.00

GST 10% $0.00 $0.00

GMA Certification Group Pty Ltd - Douglas Shire …...1.0 Application Details Table 1. Summary of...

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